CC - Staff ReportBaraya Subdivision No. 3– FP H-2018-0047 1
STAFF REPORT
MEETING DATE: May 22, 2018
TO: Mayor and City Council
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Baraya Sub. No. 3– FP (H-2018-0047)
I. APPLICATION SUMMARY
The applicant, Schultz Development, has applied for final plat (FP) approval of 72 single-family
residential building lots and 3 common lots on 15.19 acres of land in the R-8 and R-15 zoning
districts.
II. STAFF RECOMMENDATION
Staff recommends approval of the Baraya Subdivision No. 3 final plat subject to the conditions noted
in Sections VI and VII below. These conditions shall be considered in full, unless expressly modified
or deleted by motion of the City Council.
III. PROPOSED MOTION
Approval
I move to approve File Number H-2018-0047 as presented in the staff report for the hearing date of
May 22, 2018, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2018-0047, as presented during the hearing on May 22, 2018, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2018-0047 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located on the south side of W. Franklin Road, midway between S, Ten Mile Road and
S. Black Cat Road in the north portion of Section 15, T. 3N., R. 1W.
B. Applicant/Representative:
Schultz Development
PO Box 1118
Meridian, Idaho 83680
C. Owner:
Endurance Holdings, LLC
1877 E. Overland Road
Meridian, ID 83642
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V. STAFF ANALYSIS
The proposed final plat depicts 72 single-family residential building lots and three common lots on
15.19 acres of land in the R-8 and R-15 zoning districts. The minimum property size is 4,000 square
feet (s.f.) with an average size of 5,482 s.f. The net density for this phase of the development is 4.74
d.u. per acre and a gross density of 7.96 d.u. per acre. The applicant is providing 0.95 on an acre of
qualified open space, which is roughly 6.2% for this phase. The main amenity is a multi-use pathway
along the west side of the Purdam Drain.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat as required by UDC 11-6B-3D.2.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation (AZ-06-061, Development Agreement
#107123289), preliminary plat (PP-06-062) and two final plats (FP-07-030, FP-07-031) approved
for this site.
2. The applicant shall obtain the City Engineer’s signature on the final plat within two years
(9/26/2018) of the City Engineer’s signature on the previous phase final plat in accord with UDC
11-6B-7.
3. Prior to submittal for the City Engineer’s signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
4. The final plat prepared by Bailey Engineering, Inc., stamped on 4/19/18 by Gregory G. Carter, is
approved with the following revisions:
a. Note 12 and 13 include ACHD instrument numbers.
b. Lot 12, Block 7 must comply with the R-8 dimensional standards set forth in Table 11-2A-6.
5. The final plat landscape plan prepared by Breckon Land Design on 4/20/2018 is approved as
shown.
6. Direct lot access to W. Franklin Road shall be prohibited; place a not on the final plat.
7. The applicant shall construct crosswalks and signage, as allowed by ACHD, at the intersection of
West Snow Canyon Drive and South Sunset Point Way.
8. All fencing installed on the site must be consistent with the standards listed in UDC 11-3A-7. If
permanent fencing does not exist at the subdivision boundary, temporary construction fencing to
contain debris shall be installed around this phase prior to release of building permits.
9. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
10. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
11. Prior to signature on the final plat the applicant shall record a pedestrian easement for the 10-foot
wide multi-use pathway along the Purdam Drain.
12. Prior to signature of the final plat by the City Engineer, the applicant shall provide a letter from
the United States Postal Service stating that the applicant has received approval for the location of
mailboxes. Contact the Meridian Postmaster, Richard Buttram, at 887-1620 for more information.
13. The applicants engineer has submitted a master grading that establishes the existing grade at each
lot, the minimum top of stem wall elevation, the max top of st em wall elevation, and the lot pad
design elevation. This plan also shows the location and direction of designed swales for the
Baraya Subdivision No. 3– FP H-2018-0047 3
conveyance of storm water. The plans also depict the typical drainage patterns around the Type
“A” & “B” homes.
14. The applicants engineer has also submitted specifications on the structural fill placement. Strict
adherence to these specifications shall be required.
15. With the application for a building permit, each home builder must submit lot grading and
finished floor elevation consistent with the approved master grading and drainage plan for the
subdivision. If deviations from the approved master grading and drainage plan are proposed, they
must be submitted and approved by the Community Development Department prior to the
issuance of a building permit. Any such revision proposal shall be accompanied by a written
authorization from the Developer to allow a revision to the master lot grading plan
16. Current City of Meridian Street Light Plan Notes need to be added to the street light plan. The
streetlight notes can be found at: http://meridiancity.org/land/files/STANDARD%20NOTES%20-
%20Street%20Lights%20AP%203-29-18%20LDWEB.pdf
VII. GENERAL REQUIREMENTS
1. Sanitary sewer service to this development is available via extension of existing mains adjacent to
the development. The applicant shall install mains to and through this subdivision; applicant shall
coordinate main size and routing with the Public Works Department, and execute standard forms
of easements for any mains that are required to provide service. Minimum cover over sewer
mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate
materials shall be used in conformance of City of Meridian Public Works Departments Standard
Specifications.
2. Water service to this site is available via extension of existing mains adjacent to the development.
The applicant shall be responsible to install water mains to and through this development,
coordinate main size and routing with Public Works.
3. All improvements related to public life, safety and health shall be completed prior to occupancy
of the structures. Where approved by the City Engineer, an owner may post a performance surety
for such improvements in order to obtain City Engineer signature on the final plat as set forth in
UDC 11-5C-3B.
4. Upon installation of the landscaping and prior to inspection by Planning Department staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A.
5. A letter of credit or cash surety in the amount of 110% will be required for all incomplete
fencing, landscaping, amenities, pressurized irrigation, prior to signature on the final plat.
6. The City of Meridian requires that the owner post with the City a performance surety in the
amount of 125% of the total construction cost for all incomplete sewer, water infrastructure prior
to final plat signature. This surety will be verified by a line item cost estimate provided by the
owner to the City. The applicant shall be required to enter into a Development Surety Agreement
with the City of Meridian. The surety can be posted in the form of an irrevocable letter of credit,
cash deposit or bond. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
7. The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, and water infrastructure for a duration
of two years. This surety amount will be verified by a line item final cost invoicing provided by
the owner to the City. The surety can be posted in the form of an irrevocable le tter of credit, cash
deposit or bond. Applicant must file an application for surety, which can be found on the
Baraya Subdivision No. 3– FP H-2018-0047 4
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
8. In the event that an applicant and/or owner cannot complete non-life, non-safety and non-health
improvements, prior to City Engineer signature on the final plat and/or prior to occupancy, a
surety agreement may be approved as set forth in UDC 11-5C-3C.
9. Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
10. It shall be the responsibility of the applicant to ensure that all development featur es comply with
the Americans with Disabilities Act and the Fair Housing Act.
11. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
12. Developer shall coordinate mailbox locations with the Meridian Post Office.
13. All grading of the site shall be performed in conformance with MCC 11-1-4B.
14. Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
15. The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above.
16. The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
17. At the completion of the project, the applicant shall be responsible to submit record drawings per
the City of Meridian AutoCAD standards. These record drawings must be received and approved
prior to the issuance of a certification of occupancy for any structures within the project.
18. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street
Lighting (http://www.meridiancity.org/public_works.aspx?id=272). All street lights shall be
installed at developer’s expense. Final design shall be submitted as part of the development plan
set for approval, which must include the location of any existing street lights. The contractor’s
work and materials shall conform to the ISPWC and the City of Meridian Supplemental
Specifications to the ISPWC. Contact the City of Meridian Transportation and Utility
Coordinator at 898-5500 for information on the locations of existing street lighting.
19. The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 20 -feet wide for a
single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but
rather dedicated outside the plat process using the City of Meridian’s standard forms. The
easement shall be graphically depicted on the plat for reference purposes. Submit an executed
easement (on the form available from Public Works), a legal description prepared by an Idaho
Licensed Professional Land Surveyor, which must include the area of the easement (marked
EXHIBIT A) and an 81/2” x 11” map with bearings and distances (marked EXHIBIT B) for
review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO
NOT RECORD. Add a note to the plat referencing this document. All easements must be
submitted, reviewed, and approved prior to signature of the final plat by the City Engineer.
Baraya Subdivision No. 3– FP H-2018-0047 5
20. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
21. Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Water Department at
(208)888-5242 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources.
22. Any existing septic systems within this project shall be removed from service per City Ordinanc e
Section 9-1-4 and 9 4 8. Contact the Central District Health Department for abandonment
procedures and inspections.
23. The City of Meridian requires that pressurized irrigation systems be supplied by a year -round
source of water (MCC 9-1-28.C.1). The applicant should be required to use any existing surface
or well water for the primary source. If a surface or well source is not available, a single -point
connection to the culinary water system shall be required. If a single -point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
development plan approval.
24. All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC
11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any
other applicable law or regulation.
VIII. EXHIBITS
A. Vicinity Map
B. Preliminary Plat (dated:1/12/2007)
C. Proposed Final Plat (dated: 4/19/2018)
D. Proposed Landscape plan (dated: 04/20/2018)
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Exhibit A – Vicinity Map
Baraya Subdivision No. 3– FP H-2018-0047 7
Exhibit B – Preliminary Plat (dated: 1/12/2007)
Baraya Subdivision No. 3– FP H-2018-0047 8
Exhibit C – Proposed Final Plat (dated: 4/19/2018)
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Exhibit D – Proposed Landscape plan (dated: 04/20/2018)